jar546
CBO
This is one of the toughest areas of the code due to all of the commercial renovation work being performed. I am surprised we don't have any topics or questions posted here yet.
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No threads yet?
- Thread starter jar546
- Start date
jpranch
REGISTERED
Re: No threads yet?
We have adopted the existing bldg. code. Don't use it. Don't need it! The IBC applied with common sense is all you need. Nobody wants abandoned buildings and we all want to see business's suceed and grow our local economey's. The whole reason that rehab and existing bldg. codes exists is from code officials that think all buildings have to meet the exact letter of the current codes. Well, I say BS!!! :evil:
Take a restaurant that has not been occupied for a year or two that wants to re-open under another name. They want to do some "minor renovations". 1 or 2 years ago there were no exit lights, no emergengy egress lights, no panic hardware, no accessible entrance or toilet rooms, etc...
But the occupant load has always exceeded 100 and even 300 under the old codes.
I say get what you can. We were able to get all the stuff mentioned above but did not require sprinklers for them to re-open. If we would have required complete compliance with all current codes we would have just had another vacant building!
Come on building officials! When you swing with a sledge hammer what the heck do you expect???
The rock throwing can now commence.........................................
We have adopted the existing bldg. code. Don't use it. Don't need it! The IBC applied with common sense is all you need. Nobody wants abandoned buildings and we all want to see business's suceed and grow our local economey's. The whole reason that rehab and existing bldg. codes exists is from code officials that think all buildings have to meet the exact letter of the current codes. Well, I say BS!!! :evil:
Take a restaurant that has not been occupied for a year or two that wants to re-open under another name. They want to do some "minor renovations". 1 or 2 years ago there were no exit lights, no emergengy egress lights, no panic hardware, no accessible entrance or toilet rooms, etc...
But the occupant load has always exceeded 100 and even 300 under the old codes.
I say get what you can. We were able to get all the stuff mentioned above but did not require sprinklers for them to re-open. If we would have required complete compliance with all current codes we would have just had another vacant building!
Come on building officials! When you swing with a sledge hammer what the heck do you expect???
The rock throwing can now commence.........................................
jar546
CBO
Re: No threads yet?
The restaurant is not a change of use or occupancy classification therefore the only items that need to be brought up to code are the ones that they apply for a permit for. In the case that you mentioned, I would not be able to make them do anything other than what they want to do. No sprinklers, no ada ramp, nothing. As a matter of fact, if they just want to change the carpet and paint then they won't even need a permit from us at all. IEBC is not all that restrictive until you start getting into the higher levels.
The restaurant is not a change of use or occupancy classification therefore the only items that need to be brought up to code are the ones that they apply for a permit for. In the case that you mentioned, I would not be able to make them do anything other than what they want to do. No sprinklers, no ada ramp, nothing. As a matter of fact, if they just want to change the carpet and paint then they won't even need a permit from us at all. IEBC is not all that restrictive until you start getting into the higher levels.
jpranch
REGISTERED
Re: No threads yet?
The occupant load did increase by 20 or 30 give or take. Really, How many out there would have pulled the sprinkler and fire alarn trigger?
While true that this was not a change of use I have seen over the years code officials swing a mighty big hammer and kill a project.
The occupant load did increase by 20 or 30 give or take. Really, How many out there would have pulled the sprinkler and fire alarn trigger?
While true that this was not a change of use I have seen over the years code officials swing a mighty big hammer and kill a project.
pwood
REGISTERED
Re: No threads yet?
jp
how many exits were there? i had a coofee house close several years ago and then do some remodeling and re-open. the owners decided to have a few concerts that increased the occupant load to beyond the acceptable limits for the one exit.(other exit was thru a basement and then out.?what would be your position and knee jerk reaction when something bad happens?
jp
how many exits were there? i had a coofee house close several years ago and then do some remodeling and re-open. the owners decided to have a few concerts that increased the occupant load to beyond the acceptable limits for the one exit.(other exit was thru a basement and then out.?what would be your position and knee jerk reaction when something bad happens?
Re: No threads yet?
I just had the same situation and am requiring an elevator from the basement floor to the first floor.
You can see the rest of this story at...
viewtopic.php?f=7&t=215
I just had the same situation and am requiring an elevator from the basement floor to the first floor.
You can see the rest of this story at...
viewtopic.php?f=7&t=215
mtlogcabin
SAWHORSE
Re: No threads yet?
pwood in your case the occupancy went from an A-2 to an A-1 so it was a change of occupancy
rktect 1 yours was also a change of use and was driven by the accessibility
I believe jp is referring to things that may have been ok under a legacy code for years such as a mom & pop breakfast and lunch restaruant with an OL of 125 in a strip mall that had 1 hour separations between tenants that today some would require the entire strip mall to be sprinklered.
Which under todays IBC I don't believe you are required to sprinkler the entire strip mall like the fire service people want
pwood in your case the occupancy went from an A-2 to an A-1 so it was a change of occupancy
rktect 1 yours was also a change of use and was driven by the accessibility
I believe jp is referring to things that may have been ok under a legacy code for years such as a mom & pop breakfast and lunch restaruant with an OL of 125 in a strip mall that had 1 hour separations between tenants that today some would require the entire strip mall to be sprinklered.
Which under todays IBC I don't believe you are required to sprinkler the entire strip mall like the fire service people want
pwood
REGISTERED
Re: No threads yet?
mtlog,
this was a B and reopened as a B as the use permit was approved for the same use. the owner decided to throw a few gigs that was in violation of the use permit conditions of approval. it threw the use into the A use when these not approved parties were happening. i had the owner post the maximum occupant load for the one available exit so the building remains a B use due to the available exit!
mtlog,
this was a B and reopened as a B as the use permit was approved for the same use. the owner decided to throw a few gigs that was in violation of the use permit conditions of approval. it threw the use into the A use when these not approved parties were happening. i had the owner post the maximum occupant load for the one available exit so the building remains a B use due to the available exit!